Vernon & the North Okanagan · Free planning guide
The best moves start months before the sign goes up.
Whether you're buying your first home, selling the family house or downsizing, the work you do six to twelve months ahead is what makes moving day calm. Here is the whole plan, month by month, from a local REALTOR®.
Build my move countdown Book a no-pressure chat
No sign-up needed. Your checklist saves in your own browser.
Key numbers to know early
- $40,000lifetime FHSA limit for first-time buyers, at up to $8,000 a year once the account is open
- $60,000per person you can borrow from your RRSP under the Home Buyers' Plan
- $500,000value up to which first-time buyers in B.C. pay no Property Transfer Tax (partial relief above)
- 3 daysthe B.C. home buyer rescission period after an accepted offer on most homes
Figures from the CRA, the Province of B.C. and BCFSA as of September 2026. What they mean for you →
Getting ready to buy
- Check and clean up your credit
- Open an FHSA and plan your down payment
- Pre-qualify, then get pre-approved at the right time
- Know your closing costs and B.C. tax exemptions
- Line up an inspector and a lawyer or notary
Getting ready to sell
- Fix what inspectors flag, skip what buyers won't pay for
- Declutter early and stage for photos
- Gather permits, warranties and strata documents
- Ask your lender about penalties before you list
- Pick your season and your REALTOR®
Your move at a glance
The interactive planner lets you enter your moving date, tick things off and download the milestones to your calendar.
- 12 months outGet clear and get organized5 steps
- 9 months outMoney and big repairs6 steps
- 6 months outMake the big decisions5 steps
- 4 months outLock in financing, freshen up3 steps
- 3 months outGet market-ready3 steps
- 2 months outList, shop and write offers3 steps
- 1 month outPaperwork, utilities and packing3 steps
- Moving weekKeys, meters and the essentials box2 steps
- After you moveTidy up the details3 steps
When you're ready to talk money
Arranging your mortgage before you shop, and deciding how you'll handle your current home, is what separates a clean offer from one “subject to sale.” Our companion site walks through it with calculators for payments, affordability, B.C. Property Transfer Tax and bridge financing.
Book a no-pressure planning chat
Twenty minutes, by phone or over coffee in Vernon. Sean will look at your timing, what to fix (and what to skip), and what homes like yours are selling for. Whether you move next spring or in two years, you'll leave with a plan.
Prefer to text? 778-363-0542
Common questions
How far ahead should I start planning to sell my house?
Twelve months is comfortable, six is workable. The early months are for decluttering, big repairs, paperwork and talking to your lender about penalties. The last three months are for staging, pricing and listing. Starting early means you fix things on your schedule and budget instead of a buyer's inspection deadline.
How far ahead should I start planning to buy a home?
Six to twelve months ahead is ideal, especially for a first home. That gives you time to check and clean up your credit, grow your down payment (an FHSA helps), learn your price range with a pre-qualification, and then get a full pre-approval about three to four months before you start writing offers.
Should I buy first or sell first?
It depends on your market, your finances and your nerves. Selling first removes the risk of carrying two homes but may mean a short-term rental. Buying first lets you move once but can require bridge financing or an offer subject to sale, which weakens your position. Decide at least six months before moving day.
Is it too early to talk to a REALTOR® a year before I move?
Not at all. A good REALTOR® will give you a price range, a short list of worthwhile fixes and a sense of timing, with no obligation. Early advice often saves sellers from spending money on renovations buyers will not pay for.
What do people most often forget when moving?
Mortgage prepayment penalties, strata document timelines, utility transfers, mail forwarding, insurance for the new home from the day of possession, and an essentials box for the first night.